3600 Biscayne Gets Permit for 22-Story, 175-Unit Edgewater Tower

Miami-Dade issued a new-construction permit on Sept. 23 for a 22-floor, 175-unit residential tower at 3600 Biscayne Blvd, on the Edgewater and Midtown edge of Miami. The county record names only the owner of record, 3600 Biscayne JV OZNF LLC, and lists no separate contractor and no architect.

Why it matters

The site is the former Denny’s parcel, and the permit’s legal description still reads “Dennys Restaurant.” The unit count matches a 175-apartment plan that Florida YIMBY reported in 2023 for California-based Pacific Star Capital, which was described as having bought the parcel in 2022. That plan was 18 stories, not 22, and the permit does not name Pacific Star, so treat the link as a match on address and units, not a confirmed sponsor.

For builders and subs, the signal is a live job in a corridor already thick with towers. The permit application went in on Sept. 23, 2025, a full year before issuance. Listing the owner as contractor usually means a general contractor has not been publicly attached yet, so the bid or buyout window may still be open.

The numbers

• Declared value: $35,664,388.
• Area: 203,796 square feet, or about $175 per square foot.
• Floors and units: 22 and 175, about 1,165 square feet of permitted area per unit.
• Permit fee: $175,289.
• Type: new building, five or more residential units.

That $175 per square foot is light for a 22-story concrete tower in Miami. Declared permit values often understate real hard costs, so this is a filing figure, not a construction budget. It is worth watching how the number squares with any later GC contract.

What’s next

The record shows no inspections yet, so site work has not been logged. Watch for a general contractor and architect to appear on the permit, for any foundation or shoring permits, and for financing filings that would identify who is behind the LLC. We could not confirm the sponsor from the county record alone. For more Miami-Dade filings, see our South Florida coverage.